Alberta Tenant Repairs and Maintenance: Who Pays for What

Section 16 of the Alberta Residential Tenancies Act imposes several core duties on the landlord. These apply for the entire tenancy and cannot be waived by lease clause.

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  Habitability.Deliver and maintain the premises in a state that meets health, safety, and housing standards.
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  Compliance with codes.The premises must comply with all applicable municipal and provincial safety, building, and health bylaws throughout the tenancy.
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  Vital services.Provide vital services (heat, water, electricity if included) and repair breakdowns promptly.
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  Ordinary maintenance.Structural components (roof, walls, foundation, plumbing systems, electrical systems, heating equipment).
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  Common areas.In multi-unit buildings, keep common areas safe and functional.
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  Quiet enjoyment.Ensure the tenant is not disturbed by preventable issues within the landlord's control.

Section 21 sets the tenant's parallel duties. Failure to meet them is a breach that can support deposit deductions or, in serious cases, termination.

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  Ordinary cleanliness.Keep the unit in reasonably clean condition.
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  Avoid damage.The tenant, their family, and their guests must not damage the premises beyond ordinary wear.
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  Repair tenant-caused damage.If a tenant or guest breaks something, the tenant repairs it or pays for repair.
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  Comply with the lease.Follow reasonable rules about noise, garbage, parking, etc.
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  Not interfere with other tenants.In multi-unit buildings.
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  Report needed repairs promptly.A leak the tenant ignores for weeks and lets destroy the floor is a tenant liability, not a landlord one.

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  Broken furnace, no heat.Landlord. Vital service and habitability.
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  Leaking roof.Landlord. Structural.
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  Clogged drain from tenant's food waste.Tenant. Caused by tenant use.
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  Aging carpet worn from normal use.Landlord. Ordinary wear.
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  Carpet destroyed by pet urine.Tenant. Damage beyond ordinary.
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  Broken window from a storm.Landlord. Not caused by tenant.
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  Broken window from tenant's activities.Tenant. Damage caused by tenant.
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  Failed dishwasher.Landlord. Included appliance failure.
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  Burnt-out lightbulb in a tenant-space fixture.Tenant. Consumable maintenance.
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  Failed smoke alarm.Landlord. Safety code compliance.
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  Pest infestation from unclean unit.Tenant. Result of tenant behavior.
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  Pest infestation not caused by tenant conduct.Landlord. Habitability obligation.

1. 1
   Notify the landlord in writing.Email is fine if agreed as a method. Include the specific issue and the date.
2. 2
   Give reasonable time.For non-emergencies, a week or two is reasonable for most repairs.
3. 3
   Escalate in writing if ignored.A second written follow-up references the first and warns of RTDRS application.
4. 4
   Take photos.Every step. Photos of the issue, photos of any worsening.
5. 5
   Apply to RTDRS.If the landlord ignores repeated written requests. Filing fee is $75. Remedies include repair orders, compensation for related damages, and rent abatement in serious cases.

If a repair is genuinely urgent (no heat in winter, no water, sewage backup, life-safety hazard), and the landlord cannot be reached or refuses to act promptly, the tenant has narrow options:

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  Contact the landlord repeatedly by phone and text.Document each attempt.
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  Contact the municipal safety codes officer.For code violations that create immediate danger.
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  Contact Alberta Health Services.For habitability issues in extreme cases (mold, contamination, structural failure).
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  Arrange the emergency repair yourself.Only as a last resort, only for genuine emergencies, only with documentation of everything.
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  Apply for compensation at RTDRS.If you paid for a repair the landlord should have covered.

Withholding rent to force a repair is risky. RTDRS can order rent abatement retroactively in some cases, but unilateral withholding gives the landlord grounds for a 14-day breach notice. Apply to RTDRS instead.

• Alberta Residential Tenancies Act, RSA 2000, c R-17.1 (sections 16, 21, 22)
• Alberta.ca: Rental information
• Alberta Safety Codes Council